10 Knights Ln · Epsom, NH 03234

$129,900

2 bd · 1.0 ba · 989 sqft · Manufactured public records · 2 Days on market

Built 1974 Est $134k · at est.

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.0/30.0
• ARV discount +8.7/15.0
• DSCR +6.3/10.0
• 1% rule +5.0/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OPEN HOUSE SATURDAY MAY 6TH 12-2.. !!!!Come take a look at this well maintained two bedroom home. Located inside a well sought after 55+ Community. The entryway has plenty of room to take your coat and shoes off. Step inside and enjoy the oversized living room that boasts lots of natural light. You will appreciate the tasteful updates throughout the home. The smart core vinyl flooring was installed in 2018. The custom blinds are a lovely touch. The bathroom vanity and medicine cabinet were updated as well. The furnace was just replaced in 2023. This home features a bonus room that was added in 2017 along with the beautiful carport. The farmers porch is a wonderful place to sit in the spring with your cup of coffee to watch the birds in one of the mature perennial gardens. The shed has electricity and would be a great place for an extra playroom. The large stamped concrete patio is an excellent space for your patio furniture and to entertain in the warmer months. You do not want to miss this opportunity! Showings start at the scheduled open house. Seller has requested delayed showings until April 1, 2023. Please stop by the open house from 10am-1pm.

Key facts

• Bright open layout
• New outlets
• Mature landscaping

Tags

• MATURE LANDSCAPING
• FRUIT TREES
• BRIGHT OPEN LAYOUT
• DECORATIVE SHIPLAP ACCENT WALL
• UPGRADED ELECTRICAL PANEL
• NEW OUTLETS

Property features AI

Finance

• HOA & community: Monthly lot/association fees; Community clubhouse and common acreage; Located in King's Towne Mobile Home Park

Exterior

• Parking: Attached or detached 2-car garage capacity
• Utilities: Community water; Community sewer; High-speed internet available on site; Cable available on site; Circuit breaker electrical system
• Home design: Single level manufactured home; Entry located at main level; Metal exterior siding; Metal roof
• Construction: Built in 1974; Manufactured home construction; Metal siding; Metal roof
• Exterior features: Leased lot in a mobile home park; Level lot; Near shopping; Neighborhood setting; Paved driveway

Interior

• Kitchen: Electric stove; Refrigerator; Dishwasher not listed
• Flooring: Vinyl plank
• Bathrooms: One full bathroom
• Heating & cooling: Hot air heat; Circuit breaker electrical panel
• Interior features: Five total rooms; Vinyl plank flooring
• Laundry & utility: Washer and dryer included; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Epsom School District (rural): math 33% / reading 52% proficiency, ranked #55 of 98 in NH (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 28 active listings in the ZIP; 380 units permitted in Merrimack County in 2024 (28 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Merrimack County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 27y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.00% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.25%
• DSCR: 1.23
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $133,515
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Bishop Ln	0.12mi	2/2.0	1,044 (+6%)	1mo	$150,000	$144	81
2 Archer Cir	0.17mi	2/1.5	1,044 (+6%)	1mo	$75,000	$72	80
6 Adams St	0.09mi	2/2.0	924 (-7%)	5mo	$165,000	$179	77
11 Eisenhower St	0.08mi	3/2.0 (+1)	938 (-5%)	6mo	$160,000	$171	74
16 Knights Ln	0.06mi	2/1.0	1,076 (+9%)	11mo	$112,000	$104	73
9 Kings Row	0.12mi	2/1.0	1,052 (+6%)	16mo	$55,000	$52	71
14 Queens Ln	0.14mi	2/1.5	1,094 (+11%)	6mo	$60,000	$55	69
3 Reagan St	0.21mi	2/2.0	924 (-7%)	12mo	$125,000	$135	65
9 Archer Cir	0.14mi	2/2.0	846 (-14%)	2mo	$65,000	$77	64
14 Nixon St	0.21mi	2/2.0	924 (-7%)	16mo	$134,900	$146	62
12 Nixon St	0.20mi	2/2.0	1,060 (+7%)	16mo	$127,400	$120	61
24 Queens Ln	0.24mi	2/2.0	907 (-8%)	16mo	$190,000	$209	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.70×
• Total profit: $-10,902
• Equity at exit: $19,369

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $3,583
• Equity at exit: $11,231

Cash invested: $36,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 56 Moderately Landlord-Leaning
• State New Hampshire: 56 Moderately Landlord-Leaning · D+1
• County: — inherits STATE
• City: — inherits STATE

Has just-cause statute; 30-day notice; landlord-leaning vs. neighbors.

Methodology + full state rankings →

ZIP-level market 03234

• Home prices YoY: -29.4%
• Active inventory: 28
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,305 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$136 /mo · $1,638/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $159

Break-even live

Break-even rent $1,104

Max offer price $129,900

Occupancy floor 83%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   days on market $129,900 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $129,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NH · Partial reset (capped growth)

• Current annual tax: $1,638 · $136/mo
• Projected year-2 tax: $2,235 · $186/mo
• Expected delta: +$597/yr (+$50/mo · 36.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,662
• − Mortgage interest: −$7,276
• − Property taxes: −$1,638
• − Insurance: −$650
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − Depreciation: −$3,779
• Taxable loss: −$187
• Est. tax savings @ 24.0%: +$45
• After-tax cash flow: $1,956/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Epsom School District
• NCES district ID: 3302910
• Math proficiency: 33% ▼ -11.00%
• Reading proficiency: 52% ▼ -15.00%
• Median HH income: $69,511
• Composite: 38.36/100
• National rank: #4212
• State rank: #55 of 98 in NH

Livability — Epsom

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 4,896

Population outlook (Merrimack County) Hauer SSP2

• Today (2025): 151,287 people
• By 2030: 151,867 · +0.4%
• By 2040: 149,927 · -0.9%
• By 2050: 144,081 · -4.8%
• By 2075: 132,018 · -12.7%
• By 2100: 111,733 · -26.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Lithuanian 10% Romanian 6% Slovak 3%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Merrimack

• 2024 margin: Lean D (+5.2) · D 52.1% · R 46.9% · Other 1.0%
• 2008→2024 swing: -8.7pp toward R · 2008: 13.9pp · 2024: 5.2pp
• All cycles: 2024: D+5.2 2020: D+9.8 2016: D+3.1 2012: D+12.7 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.21%
• Current HPI: 221.9803
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+664.1% since first listed

28 events — show timeline

• 2026-06-16 Listed $129,900 PrimeMLS
• 2023-06-15 Sold (Public Records) $115,000 Public Records
• 2023-06-15 Sold (MLS) $115,000 PrimeMLS
• 2023-05-18 Pending — PrimeMLS
• 2023-03-27 Listed $117,500 PrimeMLS
• 2023-01-09 Sold (Public Records) $185,000 Public Records
• 2021-03-02 Sold (Public Records) $79,000 Public Records
• 2021-03-01 Sold (MLS) $79,000 PrimeMLS
• 2021-01-22 Contingent — PrimeMLS
• 2020-12-11 Price Changed $79,900 PrimeMLS
• 2020-12-03 Price Changed $89,900 PrimeMLS
• 2020-11-18 Listed $99,900 PrimeMLS
• 2018-06-27 Sold (MLS) $39,000 PrimeMLS
• 2018-06-08 Contingent — PrimeMLS
• 2018-05-30 Price Changed $44,900 PrimeMLS
• 2018-05-21 Relisted — PrimeMLS
• 2018-05-10 Contingent — PrimeMLS
• 2018-04-09 Relisted — PrimeMLS
• 2018-04-06 Contingent — PrimeMLS
• 2018-03-25 Listed $49,900 PrimeMLS
• 2014-01-23 Sold (MLS) $7,200 PrimeMLS
• 2013-11-04 Listed $7,500 PrimeMLS
• 2000-07-17 Sold (MLS) $17,500 PrimeMLS
• 2000-06-01 Delisted — PrimeMLS
• 2000-03-29 Listed $17,500 PrimeMLS
• 1999-06-28 Sold (MLS) $15,000 PrimeMLS
• 1999-06-16 Delisted — PrimeMLS
• 1999-04-05 Listed $17,000 PrimeMLS

Property tax history

+10.5%/yr

Latest (2025): $1,638 · +47.0% YoY. Source: county tax records.